Site and Arch&Tree Removal 2002CITY OF CAMPBELL
Community Development Department
September 29, 2003
fO'j] T¡Jt ()¡dJ¡/11 (II) ](J()]
Mr. Dale Drumm
18395 Montpere Way
Saratoga, CA 95070
RE: Tree Removal Application! Landscape Plan Modification
File No.: PLN2002-71
1556 Walters A venue
Dear Mr. Drumm:
The Community Development Director has conditionally approved your request for a Tree Removal of
one (1) Pine tree currently located in the front yard of the property located at 1556 Walters Avenue. Pine
trees are not a protected tree type on single-family lots.
Your property, however, is located in the San Tomas Neighborhood that requires the planting of one tree
for each 2000 square feet in lot area. This requirement would require the installation of a minimum of
five trees on your property.
1. One (1) 24-inch box evergreen tree will be planted on the property to replace the Pine tree on or
before October 29,2003, per the San Tomas Neighborhood standards.
The Tree Removal Permit has been approved based upon the City's determination, with a supporting
recommendation by a Certified Arborist, that the tree is in poor structural condition and is disease
resulting in a recommendation for removal.
It is recommended that the tree be removed by persons who are experienced and bonded for the removal
of trees and that the stumps be ground out and the roots removed so there will not be re-growth of the
Should you have any questions regarding the above referenced matter, please do not hesitate to contact
me at (408) 866-2144 or via email attimh@cityofcampbell.com .
Tim J. Haley
Associate Planner
cc: Geoff Bradley, Senior Planner
Consu1ttng
Construction
Deve1cpment
August 6, 2003
Tim Haley
City of Campbell
70 North First Street
Campbell, CA 95008
Re: 1556 Walters Avenue
Dear Tim,
In accordance with our previous conversations, I would like to revise the driveway
on the new home we are currently constructing at 1556 Walters Avenue. This will allow
better parking on the property and will keep less vehicles off the street since this is a
congested area.
Please find attached a copy of the new drive way plan and let me know if this is
acceptable.
AUG 0 6 2003
CITY OF CAMPBELL
PLANNING DEPT.
MEMORANDUM
To:
File
Date: December 9, 2002
From:
Tim Haley
Associate Planner
Subject: Changes to December 9, 2002 submittal.
The revised plans deleted trim around the windows on the rear elevation and the side elevation near the garage. Greg Benton
will amend the plans to provide trim around all windows and doors. The stucco portions on the rear and side will have a
foam trim versus wood. The width will match the wood trim on the front elevations.
October 9, 2002
Dale Drumm
18395 Montpere Way
Saratoga, CA 95050
Re: Building Permit No. BLD2002-1063
1556 Walters Avenue
Dear Property Owner:
The Planning Division has reviewed your building plan submittal for a new single family residence on the
referenced property in light of the Planning Commission approval granted by Resolution No. 3447. The
following items needs to be provided prior to a clearance from the Planning Division for the issuance of a
building permit:
1. Tree Protection Plan: Please provide a tree protection plan as a part of the landscaping plan. Tree protection must
be in place before any grading on the site.
2. Landscape Plan: Please provide 4 copies of the landscape plan per Condition No.6 of your approval.
3. Driveways: Please illustrate decorative paving in driveway area per Condition No.5 of your approval.
4. Contractor Information Posted: Please indicate the provision of a sign per Condition No.8 of your approval.
5. Conditions of approval: Please provide a copy of the Conditions of Approval on the building submittal per
Condition No. 10 of approval.
If you have any questions regarding the requested information, please contact me at (408) 866-2144.
~
TJ~\\.:y
Associate Planner
Enclosure: PC Resolution No. 3447
cc: Frank Mills, Senior Building Inspector
Geoff Bradley, Senior Planner
Greg Benton, Architect, 15102 Lynne Avenue, Los Gatos, CA 95032
70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOD 408.866.2790
Mr. Dale Drumm
18395 Montpere Way
Saratoga, CA 95070
Re: Tree Removal Permit Application
City File No.: PLN2002-83
1556 Walters A venue
Dear Mr. Drumm:
The Planning Commission at its meeting of July 23, 2002, conditionally approved your tree removal
request to remove three trees (24" Pine, 14 " Black Walnut and a 12" Plum) on the project site as
depicted on your site plan. This approval is subject to the condition that you replant trees on this site
consistent with the approved landscaping plan. These trees shall be planted prior to building final and
occupancy. This letter shall confirm the Planning Commission action and shall act as your permit.
This decision was final and effective on Monday August 5, 2002.
Should you have any questions regarding the above referenced matter, please do not hesitate to contact
me at (408) 866-2144 or via email attimh@cityofcampbell.com.
Sincerely,
~lt7--
Tim Haley
Associate Planner
70 North First Street Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOD 408.866.2790
July 29, 2002
Dale M. Drumm
18395 Montpere Way
Saratoga, CA 95070
Re: Application PLN 2002-71/83 - 1556 Walters Avenue
Dear Mr. Drumm:
The Planning Commission, at its meeting of July 23, 2002, adopted Resolution 3447 approving
a Site and Architectural Review Permit to allow the construction of a new single-family
residence on the above-reference property.
At your earliest convenience, I would like to arrange a meeting with you, your consultants, and
the City's Public Works land development representative(s). The purpose of the meeting would
be to review the conditions of approval imposed by the Public Works Department and the
Department's procedures and requirements for satisfaction of those conditions. The land
development representative(s) may also include staff members from the Planning and Building
Divisions, if necessary. We hope this meeting will facilitate your project and assist in making
your project a success.
Please contact me at (408)866-2158 to arrange a meeting time and to answer any questions.
Sincerely
Harold Housley
Land Development Engineer
Cc: Steven and Sally Rhodes, 651 Peachtree Ct., Campbell 95008
Frank Mills, Building Dept.
Tim Haley, Planning Dept
July '24, 2002
Dale M. Drumm
18395 Montpere Way
Saratoga, CA 95070
Re: PLN2002-71183 -1556 Walters Avenue
Site and Architectural Review Permit and Tree Removal Permit
Dear Applicant:
Please be advised that at its meeting of July 23, 2002, the Planning Commission adopted
Resolution No. 3447 approving a Site and Architectural Review Permit (PLN2002-71) to allow a
new single-family residence and a Tree Removal Permit (PLN2002-83) to allow the removal of
three trees on the above referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5
p.m. on Friday, August 2, 2002. California Code of Civil Procedure, Section 1094.6, governs
the time within which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
Tim J. Haley
Associate Planner
cc: Frank Mills, Building
Chris Veargason, Fire
Harold Housley, Public Works
Steven & Sally Rhodes (Property Owners)
651 Peachtree Court
Campbell, CA 95008
RESOLUTION NO. 3447
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCIITTECTURAL REVIEW PERMIT (pLN2002-71) TO ALLOW
THE CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE
AND A TREE REMOVAL PERMIT (pLN2002-83) TO AlLOW THE
REMOVAL OF THREE TREES (pINE, BLACK WALNUT AND
PRUNE) ON PROPERTY OWNED BY STEVEN AND SALLY
RHODES LOCATED AT 1556 WALTERS AVENUE IN AN R-1-9
(SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPUCATION OF MR. DALE DRUMM. FILE NO. PLN2002-
71/83.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2002-71/83:
1. The density of the proposed project site is 3.7 units per gross acre, which is consistent with
the General Plan land use designation.
2. The proposed project is consistent with the R-1-9 (Single-family Residential, 9,000 square
foot minimum lot size) zoning district and meets the minimum setbacks, height restriction of
28 feet, maximum lot coverage of 35 percent, maximum floor area ratio of .45, and parking
requirements of the R -1-9 Zoning District.
3. The proposed project is consistent with the consistent with the policies and the design
guidelines of the San Tomas Area Neighborhood Plan.
4. The development project consists of a new 3,637 square foot single-family residence at 1556
W alters Avenue.
5. The proposed residence has incorporated design features as required by the San Tomas Area
Neighborhood Plan, including simple rectangular-shaped forms, simple rooflines, simple and
shallow window fenestration, stucco exterior, and high-definition composition shingle
roofing.
6. The proposed project is well designed and is architecturally compatible with the sUlTounding
neighborhood and the San Tomas Area Neighborhood.
7. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
I
Planning Commission Resol_'f)n No. 3447
PLN2002-71/83 -1556 Walt, Avenue
Site and Architectural Review and Tree Removal PennitlNew Residence
Page 2
8. The applicant has submitted a conceptual landscape plan that provides for the replace of the
three trees proposed for removal. The central location of the pine tree and the condition of
the other trees justifies their removal.
9. The proposed tree replacement requirement of two 24-inch box size trees and six IS-gallon
size trees is consistent with the requirements of the Tree Protection Ordinance.
10. The proposed replacement trees will be a sufficient replacement for the trees to be removed
and will continue the diversity of tree species found in the community.
11. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (a),
pertaining to new construction of small structures, of the California Environmental Quality
Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole. .
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a Site and
Architectural Review Permit (pLN2002-71) and Tree Removal Permit (PLN2002-83) to allow
the construction of a new single-family residence and removal of three trees (pine, black walnut
and prune) on property owned by Steven and Sally Rhodes at 1556 Walters Avenue, subject to
the following conditions:
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
I
Planning Commission Resol, "'TI No. 3447
PLN2002-71/83 -1556 Waltt...." Avenue
Site and Architectural Review and Tree Removal PerrnitlNew Residence
Page 3
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
CO~TYDEVELOPMENTDEPARTMENT
Planninl! Division
1. Approved Project: Approval is granted for a Site and Architectural Review Permit and a
Tree Removal Permit to allow the construction of a new 3,637 square foot single-family
residence at 1556 Walters Avenue. The building and site design shall substantially conform
to the project exhibits listed below, except as may be modified by the Conditions of Approval
herein:
a. Set of plans prepared by Greg Benton, Architect, including colored building elevations
dated June 11,2002.
b. Paint, roofing and building material samples submitted by Greg Benton.
2. Site and Architectural Review Permits Approval Expiration: Within one year from the date
of approval, a building permit must be obtained and construction completed one year
thereafter or the Site and Architectural Review Permit approval shall be void.
3. Fences: Any existing or new fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a six-foot high
"good neighbor" wood fence at the expense of the applicant, unless it is determined to be in
good condition by the Community Development Director.
4. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All existing structures
shall be secured by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Unifonn Fire Code).
5. Parking and Drivewavs: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (parking and Loading) of the Campbell
Municipal Code. The applicant shall provide decorative pavement within the driveways and
walkways. The design and materials used for the decorative pavement shall be reviewed and
approved by the Community Development Director prior to the issuance of building permits.
6. Landscaping: The applicant shall submit four (4) sets of a landscape plan which shows a
total of one tree per 2,000 net square feet (existing trees shall count towards this
requirement). The plans shall include two 24" boxed trees and six 15 gallon trees. The plans
shall be submitted to the Community Development Department for review and approval prior
to the issuance of a building permit.
Planning Commission Reso~~ "tl No. 3447
PLN2002-71/83 - 1556 Waltt..J Avenue
Site and Architectural Review and Tree Removal Permit/New Residence
Page 4
7. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
8. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
Buildine Division
9. Permits Reauired: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrica1lPlumbinglMechanical fees when such
work is part of the permit.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
11. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
12. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California Licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
13. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall be
submitted with the building permit application. This report shall be prepared by a licensed
civil engineer specializing in soils mechanics.
14. Site Plan: Application for building permits shall include an accurate site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. The site
plan shall also include site drainage details.
15. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
Planning Commission Resol.. "In No. 3447
PLN2002-71/83 - 1556 Waltt..__ Avenue
Site and Architectural Review and Tree Removal PermitlNew Residence
Page 5
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
16. Title 24 Enenrv compliance: California Title 24 Energy Compliance forms CF-IR and MF-
lR shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as
well.
17. Special Inspections: When a special inspection is required by U .B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
18. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" by 36") is available at the Building Division
service counter.
19. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division has
approved the building permit application.
PUBLIC WORKS DEPARTMENT
20. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
21. Right-of-Wav for Public Street Purooses: Prior to issuance of any grading or building
permits for the site, the applicant shall cause additional right-of-way to be granted for public
street purposes along the Walters A venue frontage as necessary to accommodate a forty foot
Planning Commission ResoL '1 No. 3447
PLN2002-71/83 -1556 WalteL'" Avenue
Site and Architectural Review and Tree Removal Pennit/New Residence
Page 6
half street right-of-way. The applicant shall cause all documents to be prepared by a
registered civil engineerlland surveyor, as necessary, for the City's review and recordation.
22. Public Service Easement and Sidewalk Easement: Prior to issuance of any grading or
building pennits for the site, the applicant shall grant a ten foot (10') public service easement
and sidewalk easement on private property contiguous with the public right-of-way along the
Walters A venue frontage. The applicant shall cause all documents to be prepared by a
registered civil engineerlland surveyor, as necessary, for the City's review and recordation.
23. Street Improvements: Prior to issuance of any grading or building pennits for the site, the
applicant shall execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
post security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City Engineer.
The fee for a non-utility encroachment pennit application is currently $260.00. The plans
shall include the following:
a. Reconstruction of existing pavement along Walters A venue to street centerline;
b. Construction of concrete rolled curb along the property frontage (17 feet wide from back
of curb to center line);
c. Relocation of the existing wood power pole at the northeasterly corner of the property,
and appurtenances;
d. Construction of conforms to existing public and private improvements, as necessary.
24. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
c1eanout(s) shall be installed on private property behind the public right-of-way line.
25. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, pennitting, and fee requirements of the serving utility
companIes.
26. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation of street improvements and/or abandonment of all utilities. Streets, which have
been resurfaced within the previous 5 years, will require boring and jacking for all new utility
installations. Applicant shall also prepare pavement restoration plans for approval by the
City Engineer prior to any utility installation or abandonment.
Planning Commission ResoL ~tl No. 3447
PLN2002-71/83 - 1556 W altt.H~ Avenue
Site and Architectural Review and Tree Removal PermitlNew Residence
Page 7
27. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee which is $2,000.00 per acre.
28. Santa Clara Vallev Water District (SCVWD): Prior to issuance of any permits for grading,
landscaping, or building, the applicant shall obtain a clearance from the SCVWD.
29. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices Handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding storm water pollution
prevention.
The City will provide the applicant with information to assist in complying with this
condition of approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
PASSED AND ADOPTED this 23rd day of July, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois, Gibbons and Hernandez
None
Jones
None
APPROVED:
Tom Francois, Chair
ATTEST:
Sharon Fierro, Secretary
ITEM NO.1
CAMPBELL
STAFF REPORT - PLANNING COMMISSION MEETING OF
JUL Y 23, 2002
PLN 2002-71
PLN 2002-83
Drumm, D.
Public Hearing to consider the application of Mr. Dale Drumm for a Site
and Architectural Review Pennit (PLN 2002-71) to allow the construction
of a single-family residence and a Tree Removal Pennit (PLN 2002-83) to
remove three trees on property owned by Steven and Sally Rhodes located
at 1556 Walters Avenue in an R-1-9 (Single-family residential, minimum
9,000 square foot lot size) Zoning District.
ST AFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a Site and
Architectural Review Pennit and a Tree Removal Pennit to allow the construction of a
single-family residence and remove three trees, subject to the attached Conditions of
Approval and finding that this project is Categorically Exempt under Section 15301,
Class 3 (a), of the California Environmental Quality Act (CEQA) pertaining to new
construction of small structures.
PROJECT DATA
Cateswrv
Gross Lot Area:
Net Lot Area:
Density:
Project
.27 acres (11,901 sq. ft.)
.21 acres (9,086 sq. ft.)
3. 7 units/gross acre
ReQuired! Allowed
.21 acres (9,000 sq. ft.)
Less than 4.5 units/gross
acre
Proposed Residence:
First Floor (Living):
Attached Garage:
Covered Porch:
Second Floor (Living):
Total (w/ porch):
1,623 sq. ft.
462 sq. ft.
61 sq. f1.
1,552 sq. ft.
3,607 sq. f1.
200 square ft. min.
4,704 sq. f1.
Building Coverage:
Floor Area Ratio:
Parking Provided:
23.6 % (2,146 sq. ft.)
.40 (3,637 sq. f1.)
2 covered spaces & 2
uncovered spaces
27.7 f1.
35 % (3,658 sq. f1.)
.45 max.
2 spaces (1 covered)
Building Height:
28 f1. max.
Staff Report - Planning C0111mission Meeting of July 23, 2002
PLN 2002-71- 1556 Walters Avenue
Page 2 of 4
Setbacks (Residence):
Front Yard:
Rear Yard:
Side Yard (West):
Side Yard (East):
20 ft.
64 ft.
8 ft.
11 ft.
20 ft. min.
25 ft. min.
8 ft.
10 ft.
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural
Review Pennit to allow the construction of a new single-family residence and a Tree
Removal Pennit to remove three trees at 1556 Walters Avenue. The project site is located
on the south side of Walters A venue one parcel west of its intersection with Peachtree
Court. The project site is surrounded on four sides by single-family residences. A fifteen
foot driveway to an adjacent flag lot exists at the western property line.
Background: The subject property is currently vacant. A residential structure was
demolished in November 2000 on this site.
ANAL YSIS
General Plan Designation: The General Plan land use designation for the project site is
Low Density Residential (less than 4.5 units per gross acre). The density of the proposed
project is 3.7 units per gross acre, which is consistent with the General Plan land use
designation.
The proposed project complies with the following General Plan Land Use Element
policies and strategies:
Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential
development and substantial additions that are designed to maintain and
support the existing character and development pattern of the surrounding
neighborhood, especially in historic neighborhoods and neighborhoods
with consistent design characteristics.
Strategy LUT-7.2n: Consistency With Plans Ensure that new development
and substantial remodeling projects are consistent with Specific Plans,
Area Plans, City Standard Details, and adopted Streetscape Standards to
create a cohesive design.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting,
high quality building materials on all buildings to ensure the long-tenn
quality of the built environment.
Strategy LUT -17.1 b: Landscaping: Ensure that new developments provide
new tree plantings, shrubs, greenery and other landscaping materials, and
preserve existing trees and shrubs.
Staff Report - Planning Commission Meeting of July 23,2002
PLN 2002-71- 1556 Walters Avenue
Page 3 of 4
Zoning Classification: The zoning classification for the project site is R-I-9 (Single-
family Residential, 9,000 square foot minimum lot size). The proposed residence is
consistent with the zoning designation and meets the minimum setbacks, height
restriction of 28 feet, maximum lot coverage of 35 percent, maximum floor area ratio of
.45, and parking requirements of the R-I-9 Zoning District.
The project site is located in the San Tomas Area Neighborhood and is subject to the San
Tomas Area Neighborhood Plan (ST ANP). Staff finds the proposal consistent with the
policies and the design guidelines of the ST ANP.
Site Layout and Architecture: The site plan proposes the construction of a new two-story
residence with an attached two-car garage. The proposed residence has two significant
gables and a shed porch along the street elevation of the residence. The proposed
residence has incorporated design features such as a porch, recessed garage and
traditional building materials as required by the San Tomas Area Neighborhood Plan. The
building design includes simple rectangular-shaped forms, simple rooflines, and shallow
window fenestration. Walls are shown stucco and wood siding, and high-definition
composition shingles are shown for roofing. Additional elements that contribute to the
residential scale of the building include brick wainscoting, double posted porch pillars at
the porch, and two separate garage doors. The two-car garage is setback five feet from the
front porch.
The proposed colors for the house include a combination of gray and green for the walls
with a white and brown for trim and accent trim. The house will have a brown
composition roofing and a red brick wainscoting around the base.
Trees/Landscaping:
The applicant is requesting approval to remove one 24" Pine tree centered on the project
site, a 14" Black Walnut along the street frontage and a 12" Plum (exempt) in the front
yard area. Eight additional trees are being retained on the site. The applicant is required to
provide one tree per 2,000 square feet of net lot area per the San Tomas Area
Neighborhood Plan or five trees for this site; existing trees shall count towards this
requirement.
A conceptual landscaping plan has been submitted that provides for the replacement of
the removed trees with two 24" box and six 15 gallon sized replacement trees. Sixteen
trees are shown on the landscaping plan with the proposed replacement trees.
Staff finds the removal of the Pine tree is justified in that its location comprises the
construction of a residence on the site and the removal of the Black Walnut conflicts with
the future pavement section of the street.
Staff Report - Planning COIllmission Meeting of July 23, 2002
PLN 2002-71 - 1556 Walters Avenue
Page 4 of 4
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of July 9, 2002. The Commissioners were
supportive of the proposed residence.
Attachments:
1. Findings for Approval of File No. PLN 2002-71 and PLN 2002-83
2. Conditions of Approval for File No. PLN 2002-71 and PLN 2002-83
3. Exhibits (Site Plan, Floor Plans & Elevations)
4. Location Map
~
Prepared by: ,...:... ~
Tim Haley, Associate Planner
Approved by: þaAAn1 ~ ~
Geoff 1. Bradley, Senior Planner
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN 2002-71/2002-83
SITE ADDRESS: 1556 Walters Avenue
APPLICANT: Dale Drumm
DATE: July 23, 2002
Findings for Approval of a Site and Architectural Review Permit and Tree Removal Permit to
allow the construction of a new single-family residence.
The Planning Commission finds as follows with regard to File No. PLN 2002-71:
1. The density of the proposed project site is 3.7 units per gross acre, which is consistent with
the General Plan land use designation.
2. The proposed project is consistent with the R-1-9 (Single-family Residential, 9,000 square
foot minimum lot size) zoning district and meets the minimum setbacks, height restriction
of 28 feet, maximum lot coverage of 35 percent, maximum floor area ratio of .45, and
parking requirements of the R-1-9 Zoning District.
3. The proposed project is consistent with the consistent with the policies and the design
guidelines of the San Tomas Area Neighborhood Plan.
4. The development project consists of a new 3,637 square foot single-family residence at
1556 Walters Avenue.
5. The proposed residence has incorporated design features as required by the San Tomas
Area Neighborhood Plan, including simple rectangular-shaped forms, simple rooflines,
simple and shallow window fenestration, stucco exterior, and high-definition composition
shingle roofing.
6. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood and the San Tomas Area Neighborhood.
7. The project is not located in a particularly sensitive environment; and no substantial
evidence has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
8. The applicant has submitted a conceptual landscape plan that provides for the replace of the
three trees proposed for removal. The central location of the pine tree and the condition of
the other trees justifies their removal.
Findings for Approval- hanning Commission Meeting of July 23, L002
PLN 2002-71/83 - 1556 Walters Avenue
Attachment #1
Page 2 of 2
9. The proposed tree replacement requirement of two 24-inch box size trees and six 15 gallon
size trees is consistent with the requirements of the Tree Protection Ordinance.
10. The proposed replacement trees will be a sufficient replacement for the trees to be removed
and will continue the diversity of tree species found in the community.
11. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (a),
pertaining to new construction of small structures, of the California Environmental Quality
Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. No substantial evidence has been presented from which a reasonable argument could be made
that shows that the project, as currently presented and subject to the required Conditions of
Approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN 2002-71/2002- 83
SITE ADDRESS: 1556 Walters Avenue
APPLICANT: Dale Drumm
DATE: July 23, 2002
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Plannine: Division
1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit and a
Tree Removal Permit to allow the construction of a new 3,637 square foot single-family
residence at 1556 Walters Avenue. The building and site design shall substantially conform
to the project exhibits listed below, except as may be modified by the Conditions of Approval
herein:
a. Set of plans prepared by Greg Benton, Architect, including colored building
elevations dated June 11,2002.
b. Paint, roofing and building material samples submitted by Greg Benton.
2. Site and Architectural Review Permits Approval Expiration: Within one year from the date of
approval, a building permit must be obtained and construction completed one year thereafter
or the Site and Architectural Review Permit approval shall be void.
3. Fences: Any existing or new fencing shall comply with Section 21.59.090 of the Campbell
Municipal Code. Fencing along the property lines shall be replaced with a six-foot high
"good neighbor" wood fence at the expense of the applicant, unless it is determined to be in
good condition by the Community Development Director.
4. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. All existing structures shall be
secured by having windows boarded up and doors sealed shut, or be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
Conditions of Approval- nanning Commission Meeting of July 2:'-', 2002
PLN 2002-71/83 - 1556 Walters Avenue
Attachment #2
Page 2 of 5
5. Parking and Drivewavs: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal
Code. The applicant shall provide decorative pavement within the driveways and walkways.
The design and materials used for the decorative pavement shall be reviewed and approved
by the Community Development Director prior to the issuance of building permits.
6. Landscaping: The applicant shall submit four (4) sets of a landscape plan which shows a
total of one tree per 2,000 net square feet (existing trees shall count towards this
requirement). The plans shall include two 24" boxed trees and six 15 gallon trees. The plans
shall be submitted to the Community Development Department for review and approval prior
to the issuance of a building permit.
7. On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
8. Contractor Contact Information Posting: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
Buildin2 Division
9. Permits Required: A building permit application shall be required for each proposed new
structure. The building permit shall include Electrical/PlumbinglMechanical fees when such
work is part of the permit.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
11. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
12. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California Licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
13. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall be
submitted with the building permit application. This report shall be prepared by a licensed
civil engineer specializing in soils mechanics.
Conditions of Approval- rlanning Commission Meeting of July 2:',2002
PLN 2002-71/83 - 1556 Walters Avenue
Attachment #2
Page 3 of 5
14. Site Plan: Application for building pennits shall include an accurate site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. The site
plan shall also include site drainage details.
15. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
16. Title 24 Energy compliance: California Title 24 Energy Compliance fonns CF-1R and MF-
1R shall be blue-lined on the construction plans. 8% by 11 calculations shall be submitted as
well.
17. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building pennits, in accordance
with UB.C Section 106.3.5. Please obtain City of Campbell, Special Inspection fonns from
the Building Inspection Division Counter.
18. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" by 36") is available at the Building Division
service counter.
19. Approvals Required: The project requires the following agency approvals prior to issuance
of the building pennit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved the
building permit application.
Conditions of Approval - ,nanning Commission Meeting of July 2j, 2002
PLN 2002-71/83 - 1556 Walters Avenue
Attachment #2
Page 4 of 5
PUBLIC WORKS DEPARTMENT
20. Preliminary Title Report: Prior to issuance of any grading or building pennits for the site,
the applicant shall provide a current Preliminary Title Report.
21. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
pennits for the site, the applicant shall cause additional right-of-way to be granted for
public street purposes along the Walters A venue frontage as necessary to accommodate a
forty foot half street right-of-way. The applicant shall cause all documents to be prepared
by a registered civil engineer/land surveyor, as necessary, for the City's review and
recordation.
22. Public Service Easement and Sidewalk Easement: Prior to issuance of any grading or
building pennits for the site, the applicant shall grant a ten foot (10') public service
easement and sidewalk easement on private property contiguous with the public right-of-
way along the Walters A venue frontage. The applicant shall cause all documents to be
prepared by a registered civil engineer/land surveyor, as necessary, for the City's review
and recordation.
23. Street Improvements: Prior to issuance of any grading or building pennits for the site, the
applicant shall execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and deposits,
post security and provide insurance necessary to obtain an encroachment pennit for
construction of the standard public street improvements, as required by the City Engineer.
The fee for a non-utility encroachment pennit application is currently $260.00. The plans
shall include the following:
a. Reconstruction of existing pavement along Walters A venue to street centerline;
b. Construction of concrete rolled curb along the property frontage (17 feet wide from
back of curb to center line);
c. Relocation of the existing wood power pole at the northeasterly comer of the property,
and appurtenances;
d. Construction of confonns to existing public and private improvements, as necessary.
24. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
25. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving
utility companies.
26. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
Conditions of Approval- .t'lanning Commission Meeting of July 2:;,2002
PLN 2002-71/83 - 1556 Walters Avenue
Attachment #2
Page 5 of 5
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation of street improvements and/or abandonment of all utilities. Streets which have
been resurfaced within the previous 5 years will require boring and jacking for all new
utility installations. Applicant shall also prepare pavement restoration plans for approval
by the City Engineer prior to any utility installation or abandonment.
27. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site,
the applicant shall pay the required Storm Drain Area fee which is $2,000.00 per acre.
28. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for
grading, landscaping, or building, the applicant shall obtain a clearance from the SCVWD.
29. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best
Management Practices Handbook prepared by the Storm Water Quality Task Force, Santa
Clara Valley Water District and the City of Campbell Municipal Code regarding storm
water pollution prevention.
The City will provide the applicant with information to assist in complying with this
condition of approval. The primary objective is to improve the quality and reduce the
quantity of storm water runoff to the Bay.
July 22, 2002
Dale M. Drumm
18395 Montpere Way
Saratoga, CA 95070
(408) 374-4077
City of Campbell
Planning Commission
Re: July 23, 2002 Planing Commission Hearing
1556 W alters Avenue
PLN 2002-71 and PLN 2002-83
Dear Commissioners,
Upon review of the Conditions of Approval, I respectfully request that
Condition #23, Street Improvements, be removed or allowed to be deferred until
such time as the entire steet can be improved. The condition, as stated, requires
installation of new rolled curb, widening of the street and replacement of the
existing street to the centerline, as well as relocating the existing utility pole.
Improving my portion of W alters Avenue at this time is inconsistent,
haphazard, and would detract from the rural character of the street. W alters Avenue
is at this time a small shady street that feels like a country lane because there are
many mature trees, but no rolled curbs or widened street areas. The homes are
mostly craftsman or bungalow style and fit in well with its present rural character.
Within the last few years, seven new homes have been constructed along
W alters Avenue that have not had to complete any street work in front of their
properties, nor have they had to promise to defer street improvements at the City's
discretion, nor have they put up any funds for future work. The reality of the
situation is that the areas in front of these homes will not be improved until 50% or
more of the home is again remodeled. This is not likely to happen for a least 30 to 40
years because these homes are new.
Additionally, since these homes are scattered up and down the street, any
street improvements imposed on the neighboring homeowners will result in a
street that juts in and out without reason, with curbs that abruptly end. Mature trees
will have to be removed to make way for pavement, curbs, utility poles, and wires,
including one on the subject property. The rural character of Walters Avenue
would be destroyed.
Page 1
Practically speaking, any street improvements I make at this time would most
likely have to be torn up at a later date, when the street is improved properly. This
could include underground utilities, fiber optics, lighting, etc. A lot of technological
advancement can occur in a few decades.
It is more reasonable to defer the street improvements until such a time that
improvements can be done consistently throughout the short length of the street
and at one time. In this way, the street improvements could be designed and the
work completed as a whole, ensuring a well planned street and also allowing the
work to be done cost effectively due to the economic scale of the work to be
completed. Utilities could then be undergrounded and care could be taken to make
sure that the street improvements are actually improvements instead of detractors.
Sincerely,
LÅffi:ð
Dale M. Drumm
Page 2
C'
o<f. . CAI!j
. /->~
t ~
- r""
U r
~ -'-
-:>- "-
<' ,-,'
°RCHA"-O
.~____ - ____ _____n___..________________________
CITY OF CAMPBELL
Community Development Department - Current Planning
July 12, 2002
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, July 23, 2002, in the City Hall Council Chambers,
70 North First Street, Campbell, California, for a Public Hearing to consider the application of
Mr. Dale Drumm for a Site and Architectural Review Permit (PLN2002-71) to allow the
construction of a new single-family residence and a Tree Removal Permit (PLN2002-83) to
remove three trees (one pine, one black walnut and one prune) on property owned by Steven and
Sally Rhodes located at 1556 Walters Avenue in an R-1-9 (Single Family Residential) Zoning
District. This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2002-71/PLN2002-83
Address: 1556 Walters Avenue
70 North First Street· Campbell, California 95008-1436 . TEL 408.866,2140 ' FAX 408,866.8381 . TDD 408,866,2790
-\...o~ .C'"'41,o<9
!::: <;-
U r
o 0
~ ~
'!- ~
~ ~'
·°.tCH^,"O·
City of Campbell -- Community Development Department
70 N. First Street, Campbell, CA 95008
MEMORANDUM
To:
Site and Architectural Review Committee
Date: July 1,2002
From:
Tim J. Haley, Associate Planner
Subject:
1556 Walters Avenue - PLN 2002-71
Site and Architectural Review Permit for the development of a single-family residence
Proposal
The applicant is requesting approval of Site and Architectural Review Permit to allow the development
of a single-family residence on the project site.
The zoning designation for the project site is R-1-9 (Single-family Residential, 9,000 square foot
minimum lot size). The proposed project is consistent with this zoning designation and meets the
minimum setbacks, height restriction, lot coverage, floor area ratio and parking requirements of the R-
1-9 Zoning District.
The project site is located in the San Tomas Area Neighborhood and is subject to the San Tomas Area
Neighborhood Plan (ST ANP). Staff finds the proposal consistent with the policies and the design
guidelines of the ST ANP.
Outstandim! Issues
Staff does not have any issues with the proposed project.
Attachment: Reduced site and floor plans and elevations
0«' . CA-1t,ò
~. <S>
!:::: ~
u r-
°RCHAIlQ
CITY OF CAMPBELL
Community Development Department - Current Planning
July 1,2002
Re: PLN2002-71 - 1556 Walters Avenue - New Single Family Residence
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, July 9,2002
Time: 6:30 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, July 23,2002
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
~~
Tim J. Haley
Associate Planner
cc: Dale M. Drumm (Applicant)
18395 Montpere Way
Saratoga, CA 95070
Steven and Sally Rhodes (Property Owners)
651 Peachtree Court
Campbell, CA 95008
70 North First Street· Campbell, California 95008-1436 ' TEL 408.866.2140 . FAX 408.866.8381 . TDD 408,866,2790